(Editor’s note: the author is a Norcross resident and small business owner. He currently serves as chairman of the Norcross architectural review board. While this article focuses on Norcross, many of its points could be applied to other Gwinnett areas.–eeb
By Jeff Hopper
NORCROSS, Ga. | When we first moved to Norcross nearly 30 years ago, the historic downtown was essentially a ghost town, but held great potential.
The spark was ignited at a neighborhood meeting when a developer pointed out that more residents were needed within downtown to support any revitalization effort. Norcross needed more density per acre. At the time there was less than one resident per acre within downtown. This kicked off a series of events culminating in new city leadership implementing density development. The positive results speak for themselves.
Headwinds came from many longtime residents who were adamantly opposed to new development. Their arguments? Density would result in too much traffic, and too many new residents would negatively threaten the character of the community. Sound familiar?
Today many of these former new residents are now assuming the role of former longtime residents and putting forth the same arguments against moving the community forward. The driving force is opposition to apartments. Reading through Norcross resident social media posts, opposition to density development is the underlying factor. Norcross is no longer a suburban community. Embracing density is the only way forward. Why?
Density is good for business. Most Norcross residents will agree that downtown represents our amenity package. Thresholds developed over decades by urban planners estimate 30 to 50 dwelling units per acre are needed to support a vibrant, diverse retail downtown. Current estimates place downtown Norcross at 10 to 16 dwelling units per acre. Only density development can help close this gap. How?
With skyrocketing real estate and construction costs, new single-family residences and townhomes have become unaffordable for many. New homes in Norcross now cost over $1 million. The Foundry, a single home development approved in 2024, features 34 homes on 3.35 acres with prices starting in the $900’s.
Although there are no townhomes slated for development in Norcross, recent townhome construction in Peachtree Corners advertise price points of over $1 million. Apartments on a limited scale must be part of the conversation.
I’m sympathetic with arguments that renters don’t have a stake in the community, compared to owners. Yes, I would prefer more owners than renters, but economic reality intrudes.
Residents saying no to new apartments effectively close Norcross off to the middle class. We are now on the verge of running off a quality gateway/ greenspace development because it contains an apartment component. None of this is going to enhance the future of Norcross and represents a big step backwards.
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